Higher Density Housing:
Adelaide’s Future?
Andrew Beer
Centre for Housing, Urban and
Regional Planning
Agenda
•
•
•
•
The Demographic Imperative
The Affordability Imperative
Industry Structure and Process
Outcomes
The Demographic Imperative
Changed Life Histories, Change
Housing Transitions
Number of Australian Households Resident in Flats and Semi
Detached Dwellings, 1996-2006
1,000,000
900,000
800,000
Households
700,000
600,000
500,000
400,000
300,000
200,000
Flat, Unit or Apartment
100,000
Semi Detached, Row or Terrace
House
0
1996
2001
Census Year
2006
Household Type Where Children are Defined as Dependents
Under 24 Years, 1996, 2001 and 2006, Australia
2500000
1996
2001
Number of Households
2000000
2006
1500000
1000000
500000
0
Lone person
household
Group
household
Multi-family
household
Lone parent
Lone parent
Couple family
Couple family
household w ith household w ith household w ith household w ith
dependents 24 no dependents dependents 24 no dependents
and under
24 and under
and under
24 and under
Household Type
Other family
household
Household Type Where Children are Defined as
Dependents Under 15 Years, 1996, 2001 and 2006,
Australia
3000000
Number of Households
1996
2001
2500000
2006
2000000
1500000
1000000
500000
0
Lone person
household
Group
household
Multi-family
household
Lone parent Lone parent
Couple
household
household
family
with children
with no
household
under 15
children
with children
under 15
under 15
Household Type
Couple
family
household
with no
children
under 15
Other family
household
The Affordability Imperative
Tenure Across Australia, 1991, 1996
and 2006
Number of Households in the Bottom 40 Per Cent of the
Income Distribution Paying 30 Per cent or More for their
Housing
% of Households in the Bottom 40 Per Cent of the Income
Distribution Paying 30 Per cent or More for their Housing
Number of Households in the Top 60 Per Cent of the Income
Distribution Paying 30 Per cent or More for their Housing
% of Households in the Top 60 Per Cent of the Income
Distribution Paying 30 Per cent or More for their
Housing
25
Percentage of Households
20
Number of Upper Income
Purchasing Households
Number of Upper Income Tenant
Households
15
10
5
0
1996
2001
Census Year
2006
Industry Structure and Process
Industry Structure, Adelaide and Sydney 2006
20
18
16
14
12
10
8
6
4
2
0
Adelaide
Sydney
Outcomes
Top 20 SLAs to Record an Increase in Households Resident in
Buildings Four or More Storeys High, 1996 to 2006.
Statistical Local Area
Sydney (C) - South
Melbourne (C) - S'bank-D'lands
Sydney (C) - West
Melbourne (C) - Inner
Sydney (C) - East
Sydney (C) - Inner
Melbourne (C) - Remainder
Port Phillip (C) - West
Broadbeach-Mermaid Beach
Rockdale (C)
North Sydney (A)
Willoughby (C)
City – Remainder (NSW)
Auburn (A)
Kangaroo Point
Sutherland Shire (A) - East
Port Phillip (C) - St Kilda
Canada Bay (A) - Concord
Adelaide (C)
2006
11,921
8,353
11,262
7,360
17,511
8,429
9,462
6,834
3,352
5,939
13,343
6,548
2,832
2,733
2,476
5,294
3,507
1,824
1,674
1996
3,761
608
4,170
896
11,283
2,373
3,587
1,799
138
2,790
10,247
3,766
88
177
123
3,111
1,567
62
3
Difference
8,160
7,745
7,092
6,464
6,228
6,056
5,875
5,035
3,214
3,149
3,096
2,782
2,744
2,556
2,353
2,183
1,940
1,762
1,671
Impediments and Challenges
• Families and higher density housing
– Children falling from height
– Access to play space
– Cultural preference/usability of open space
• Cost of land
– Radford et al 2003
• Cost of construction
– Gratten Institute estimates building and construction one of the most
‘protected’ industries in Australia
• Tax system
– Reinforces preference amongst small scale investors for detached
dwellings
• Strata title and strata title management costs
• Planning regulation/government housing policy
Key Drivers
• On going strength in education sectors
• Higher energy costs
• Shifting industry structure
– Services
• Ageing of the population
• Population growth